Redevelopment of Brimscombe Port - Stroud District Council
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Redevelopment of Brimscombe
Port
The Vision
Brimscombe Port - the destination at the eastern end of the canal
Vision to deliver a sustainable new
residential-led mixed use community that
meets the needs of both existing and future
residents. By responding to the site’s unique
characteristics with innovative and inspiring
design, the Council aspires to create an
exemplar scheme that integrates with the
existing surroundings and expands upon the
site’s constraints and opportunities to
enhance the residents’ daily lives.
The scheme will respond to the district’s
post-COVID economic recovery strategy and
its ambition to be carbon neutral by 2030.
Background
Port became
Created to transfer redundant and was
4ha (10a) site
goods from large in-filled in the Bensons – 600-700
formerly largest Nationally
sea going Severn 1930’s and latterly employees –
inland port in the important
barges (Trows) to developed as an largest employer
Country dating transhipment port
smaller, narrower industrial estate in the district
back to the 1780’s
Thames barges during the
1960/70s.
Background Industrial estate now in poor repair, legacy of contamination following the tipping of waste into the old canal and basin. Brownfield site, of significant cultural and historical value in the industrial heritage conservation area in a spectacular setting with dramatic views from and down to the site Occupied on a temporary basis by valued community enterprises Allocated in the local plan to deliver 150 dwellings, canal related tourism development and employment uses and associated community and open space uses, together with enabling infrastructure. https://www.stroud.gov.uk/media/1455/stroud-district-local-plan_november-2015_low-res_for-web.pdf Reinstatement of the canal and basin is required for flood alleviation measures to enable any redevelopment – not a ‘nice to have’.
Background
Canal Project
Acquired from BW Canal project was
Originally part of Stroud Valleys Valuation/
by SWRDA in 2009 After the property scaled back to end
the Cotswold Canal Canal Company viability
- the expectation at crash in 2009, at Bowbridge and
Regeneration (SVCC) was set up undertaken in
that time was that prospects of the
project to reinstate subsequent
the canals from
it would deliver by 4 key partners, Port being 2013 and again in
both a redeveloped marketing in 2011 redeveloped
Stonehouse ‘Ocean’ including the 2015 – funding
Port and provide proved the site to without public
to Brimscombe council, to hold gap still at similar
funding for other be unviable. funding were
Port. the property. levels.
sections of canal. negligible.
Background
Canal Project
Council decided to de risk the
site further to assist with
Successful bid to Homes
viability and make the scheme
England in 2015 for a £2 Project back on track
more attractive for developers
million loan
to invest and contributed £1
million to do so.Background
Management
Transfer of the site from SVCC to SDC took place
in April 2020
Vacant possession required of all units (apart
from the Mill and Salt House which will remain)
to put in the necessary infrastructure
Listed Mill building will remain. Recent
refurbishments and water source heat pump
Surplus income generated is accumulated
towards the redevelopmentThe Industrial Estate
The Business Park
The MillRelocation of
Stakeholder current tenants
requirements Reinstatement
(SVCC, B&TPC, of canal and
Community centre) – basin
Output Specification
(Development Brief)
3rd Party land EA designation
impacted Flood Zone 3
(now acquired) Redevelopment
considerations
Levels
(Site is level but Ecology
significant drop
from A419)
Listed buildings & Contamination
Industrial Heritage (History of industrial
Conservation Area uses and coal storage.
Asbestos, particularly
( Listed Building infilled canal, some
Consent received) gassing)Delivery Strategy for Phase 1
Select a partner to
Develop the site
work with the Dispose on the open
ourselves – risk/
Council to develop market – loose
funding - £40 million
the Port and deliver control
development
on its vision
Continue to de risk by
demolishing the units and
tendering the infrastructure
works
Approach supported by
Homes England and our
procurement advisorsCouncil current expenditure of
£1.2million to de risk the site
Extensive surveys
Demolition of Unit 5
Infrastructure design (Atkins engineers)
Planning Permission and Listed Building
Consent for infrastructure
Stakeholder consultation - discussions
regarding the community facilities
Bids for public funding
Land transfer/ purchase of The Ship InnSurveys Ground investigation CCTV and ground penetrating radar Ecology – habitat surveys completed, bat house built Archaeology
Infrastructure Design
Essential to take the site out of the flood
plain
Atkins design
Modelling with the EA
Bourne Mill to Gough’s Orchard lock
New access road, canal & basin, road and
bridge works, river and canal crossingAtkins proposed canal infrastructure
Planning Approach
Decided to proceed with
planning permission for
the infrastructure only
due to detail required for
Hybrid planning outline application in a
application considered – IHCA will prevent
detailed design of the innovation coming
infrastructure and outline forward from the private
on the redevelopment. sector.
Community consultation Instead developed with
on this basis in December key stakeholders the
2018 with a master plan – Output Specification
overall positive feedback (Development Brief)
to our proposals. against which bids will be
assessed.Planning for Infrastructure and
Demolition
Detailed planning received on the 24 March 2021 for
infrastructure and demolition.
• Listed building consent for demolition of the modern additions to the mill
building and the Port House received on the same date.
• Includes thirty moorings including some for residential use. They will be the
only such moorings on the Stroudwater canal and will add to the housing
diversity in the area.
• Allowance has been made in the design of the infrastructure to enable boats
to be craned into the basin until the canal is fully opened up.Phasing Phase 1 • Everything east of Brimscombe Hill – i.e. the canal, basin, new access road off the A419 and the redevelopment of the Port • Procurement of a partner for this phase only at this stage • Planning permission for the infrastructure, public funding and viability assessed for this phase Phase 2 • Road and bridge works to take the river and canal under Brimscombe Hill and connect up to Goughs Orchard Lock • Planning permission received and flood modelling complete • Once the Port is developed more likely that funding will be successful for Phase 2 Phase 3 • Connection up to the rest of the canal – flood modelling complete
Connection of the canal to the national
network
Always been done in sections as funding allows
Phase 1a completed from Stonehouse to Stroud
Brewery – Ebley is still adjacent to unconnected
canal
A38 roundabout works
Work on the Ocean Bridge
Phase 1b – successful bid to HLF - £8.9 million -
Stonehouse to Saul Junction
Canal videos
https://youtu.be/tCTIR26vt5s
https://youtu.be/e9HHtYgjSxYEbley - Before
Ebley - After
Output Specification
Social value – local
Sustainability – Net
Sets out vision for labour, Accreditation with
zero homes - 2030
the site apprenticeships and Building with Nature.
Strategy
training
30% affordable 1000m2 commercial
50% rent and 50% Land for free for
housing – approx. 50 space – retail, office
shared ownership community space
homes. workshop etc
Active travel - https://www.stroud.gov.uk/medi
a/1485658/brimscombe-port-
pedestrian and cycle output-specification-nov-2019-
routes final.pdfCommunity Engagement Drop in event in December 2018 – well attended Key stakeholders involved in the development of the Output Specification Website – FAQs, Committee reports, Output Specification https://www.stroud.gov.uk/environment/brimscombe-port Once selected the developer with the Council will prepare the planning application for the redevelopment with community engagement a key part of that process Discussing with the Parish about how we continue after today to keep the community informed, engaged and to hear their views Community centre – Parish – develop plans
Public Subsidy
Funding Source Funding Expenditure
to 2021/22
SDC Capital £2.600m
HE Loan and LRF £2.776m
SDC Revenue to end of 2021/22 £0.397m
Total funding £5.773m
Less expenditure (excl. demolition) £1.349m
Funding available/Subsidy £4.424mKey Milestones Key Milestones Activity Estimated Date Marketing of development opportunity Sep-21 Commencement of procurement process to select a developer partner Oct-21 Demolition start Oct-21 Procurement of infrastructure contract Oct-21 Demolition complete Apr-22 Approval to appoint developer partner May-22 Development Agreement completed Jun-22 Infrastructure can start Jun-22 Planning application submission Jan-23 Redevelopment commences Oct-23 Redevelopment completes Oct-25
Littlecombe, Dursley - Before
Littlecombe, Dursley - After
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